Me and my wife are buying our first home. The property lawyer has calledto enquire if we would like to purchase extra conveyancing searches. As novices we in the dark as to what's necessary for conveyancing in Kingston Park
The type of Kingston Park conveyancing searches should be dictated primarily on the property, the location, the probability of any of these risks, your knowledge of the locality and risks, your overall appetite to risk. What matters is that you properly appreciate what information each search could supply. Then you can make a decision if you personally think you need that search. Should you be unclear, ask your solicitor to guide you.
I had a mortgage agreed in principle with Kent Reliance. Kingston Park conveyancing solicitors were appointed. What is the average time that one could expect to receive a mortgage offer from Kent Reliance?
There is no definitive answer here. Have Kent Reliance done the survey? Have you advised Kent Reliance as to your lawyers' details and checked that your lawyers are on the Kent Reliance conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am expecting a AIP from HSBC this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do HSBC recommend any Kingston Park solicitors on the HSBC conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Kingston Park solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.
I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Kingston Park solicitor - who is on the Nottingham conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Kingston Park postcode. As you are getting a mortgage with Nottingham, you could contact them to see if they have a list of approved surveyors in Kingston Park.
Various online forums that I have frequented warn that are the main cause of hinderance in Kingston Park conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of hindrances during the legal transfer of property. Searches are unlikely to feature in any delay in conveyancing in Kingston Park.
I'm purchasing my first flat in Kingston Park with the aid of help to buy. The sellers refused to move on the amount so I negotiated 6k of extras instead. The sale representative advised me not disclose to my conveyancer about the deal as it will adversely affect my mortgage with Nationwide Building Society. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
As co-executor for the estate of my father I am selling a residence in Monmouth but I am based in Kingston Park. My conveyancer (approximately 260 miles from meneeds me to sign a statutory declaration ahead of completion. Can you recommend a conveyancing solicitor in Kingston Park to attest this legal document for me?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are Kingston Park based
Me and my husband accepted an offer on a Kingston Park apartment we inherited 8 years ago in 2010. I have over a decades worth of conveyancing knowledge and, although retired, see no reason not to undertake my own legal work. The buyer's conveyancing practitioner has informed me that their building society will not allow us to do our own conveyancing requiring the funds to be passed via a solicitor's bank account.
Lending instructions to solicitors from all CML members state that If the vendor is not legally represented the purchaser’s lawyers should check whether the lender needs to be told so that a decision can be made as to whether or not they are prepared to move forward.